| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 631 Woodlawn Ave, Hamilton, OH, 45015, US |
| Region / Metro | Hamilton |
| Year of Construction | 1978 |
| Units | 122 |
| Transaction Date | 2009-10-26 |
| Transaction Price | $3,880,000 |
| Buyer | BELLE TOWER LLC |
| Seller | BELLE TOWER PARTNERS LP |
631 Woodlawn Ave Hamilton Multifamily Investment
Renter concentration and steady neighborhood occupancy point to durable tenant demand, according to WDSuite’s CRE market data, with parks and grocery access supporting day-to-day livability. Investors should expect a value-focused renter profile that rewards pragmatic operations and retention.
Located in Hamilton within the Cincinnati metro, the neighborhood shows stable fundamentals for workforce-oriented multifamily. Neighborhood occupancy trends are solid and edge higher over time, supporting baseline cash flow durability for a 122-unit asset. Renter-occupied housing accounts for a majority share of neighborhood units, indicating a deep tenant base that can help sustain leasing velocity and renewals.
Everyday convenience is a relative strength: grocery access ranks competitive among Cincinnati neighborhoods (77 of 611; 77th percentile nationally), and park access is a standout (39 of 611; top quartile nationally at roughly the 90th percentile). Dining options are moderate, while specialty services such as pharmacies and cafes are thinner in the immediate area, suggesting residents rely on nearby corridors for some needs.
Within a 3-mile radius, household counts have inched up recently and are projected to expand further over the next five years, while average household size trends lower. That combination typically supports a larger renter pool and steadier absorption of multifamily units. Median contract rents in the neighborhood sit at value-oriented levels, and a rent-to-income ratio near 0.21 implies manageable affordability pressure—conditions that can aid lease retention and limit turnover volatility.
Home values in this part of Butler County remain on the lower end for the metro, which can limit competition from entry-level ownership and reinforce reliance on rental housing. Against a metro with many older structures, the subject’s 1978 vintage is newer than much of the surrounding stock, which can be competitively positioned with targeted updates to common areas, interiors, and building systems.
Safety signals are mixed but improving. At the metro level, the neighborhood’s crime rank is 55 out of 611 Cincinnati neighborhoods, indicating higher reported crime relative to the metro median. Nationally, recent estimates place violent and property offense levels around the middle of the distribution, and both categories show sharp year-over-year declines, which suggests momentum in the right direction. Investors should underwrite with conservative security and lighting plans and monitor trends as part of ongoing asset management.
The area is supported by a diversified employment base spanning utilities, financial services, manufacturing, and healthcare services—providing a broad commuter pool that can bolster renter demand and retention at the property. Key nearby employers include Duke Energy, Cincinnati Financial, AK Steel Holding, Humana Pharmacy Solutions, and Prudential Financial.
- Duke Energy — utilities operations (2.8 miles)
- Cincinnati Financial — insurance (4.9 miles) — HQ
- AK Steel Holding — steel manufacturing (7.6 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (8.1 miles)
- Prudential Financial — insurance and financial services (9.8 miles)
This 1978-vintage, 122-unit asset in Hamilton benefits from a renter-heavy neighborhood, steady occupancy, and everyday convenience anchored by strong park and grocery access. The vintage is newer than much of the surrounding housing stock, creating an opportunity to outperform older comparables with targeted value-add work while planning for systems upgrades common to late-1970s construction. According to commercial real estate analysis from WDSuite, the neighborhood’s rent and income dynamics point to manageable affordability pressure that can support retention-focused operations.
Within a 3-mile radius, households are projected to increase and average household size to decrease, which typically expands the renter pool and supports occupancy stability. Employers across utilities, insurance, steel, and healthcare provide a broad commuter base that can sustain leasing demand through cycles. Key risks include pockets of elevated crime versus the metro median and a thinner mix of nearby specialty services, which can be mitigated through onsite amenity upgrades and proactive management.
- Renter-occupied concentration supports a deep tenant base and steady leasing
- 1978 vintage offers value-add potential and competitive positioning versus older stock
- Household growth within 3 miles and diversified employers support demand and occupancy
- Value-oriented rents and moderate rent-to-income dynamics aid retention management
- Risks: metro-relative crime and thinner specialty retail mix warrant conservative operations